Multi Unit Rehabilitation RFP 09-2026 v4 Draft .pdf

HOUSING AUTHORITY OF THE CITY OF

FITZGERALD, GEORGIA

REQUEST FOR PROPOSAL

FHA – FOUR-UNIT REHABILITATION PROJECT

RFP NO. 09-2026

Interior Rehabilitation and Restoration of Four Public Housing Dwelling Units

Designated Units

RFP Issue Date: Thursday, September 17, 2026

Mandatory Pre-Bid / On-Site Visit: Tuesday, September 17, 2026, 10:00 a.m.

Bid/Proposal Due Date: Thursday, October 1, 2026, 2:00 p.m.

Issued By

Executive Director: Dr. Lemond Hall

Housing Authority of the City of Fitzgerald, Georgia

314 S. Sherman Street

Unit Configuration

707 Four Bedroom / One Bath

705 Four Bedroom / One Bath

703 Three Bedroom / One Bath

701 Three Bedroom / One Bath

Fitzgerald, Georgia 31750

NOTICE TO BIDDERS: This RFP, including all exhibits, addenda, and written clarifications issued by FHA, constitutes the complete solicitation package. Bidders are responsible for reviewing the entire package, attending the mandatory on-site visit, and submitting a complete and responsive proposal by the stated deadline.

TABLE OF CONTENTS

Table of Contents

FHA – FOUR UNIT REHABILITATION PROJECT

Procurement Schedule / Timeline of Events

1. Purpose and Project Intent

2. Preconstruction, Submittals, and Protection

2.1 Contractor Field Verification

2.2 Unit-Specific Work Verification

2.3 Required Preconstruction Submittals

2.4 Permits, Licensed Trades, and Compliance

2.5 Hazardous Materials and Lead-Safe Work Practices

2.6 Protection of Property and Work Areas

3. Selective Demolition

3.1 General Requirements

3.2 Demolition Scope

3.3 Protection and Controlled Removal

3.4 Electrical and Utility Safety

3.5 Slab Cutting and Plumbing Trenching

3.6 Unanticipated Conditions

3.7 Disposal and Preparation for New Work

4. Framing, Furring, Drywall, and Fire Separation

4.1 General Requirements

4.2 Masonry-Wall Furring

4.3 Wall Gypsum Board and Finish

4.4 Ceiling Gypsum Board

4.5 Shared-Unit Fire Separation and Firestopping

4.6 Bathroom and Kitchen Common Wall

4.7 Closets, Mechanical Closets, and Required Blocking

4A. Attic Insulation and Eave Ventilation

5.1 General Requirements

5.2 Existing Conditions and Insulation Removal

5.3 Air Sealing and Preparation

5.4 New Attic Insulation

5.5 Eave and Soffit Intake Ventilation

5.6 Ventilation Balance and Baffles

5.7 Fire Separation Protection

5.8 Completion and Closeout Documentation

5. Doors, Closets, Windows, and Interior Trim

5.1 General Requirements

5.2 Bedroom Closet Doors

5.3 Bedroom Entry Doors and Frames

5.4 Closet Shelving and Clothes Rods

5.5 Window Returns and Interior Trim

5.6 Baseboards

5.7 Finish Quality and Acceptance

6. Electrical and Lighting

6.1 General Requirements

6.2 Electrical Field Verification and Work Limits

6.3 Wiring, Devices, and Circuit Identification

6.4 Receptacles, GFCI, AFCI, and Tamper Resistance

6.5 Refrigerator and Appliance Connections

6.6 Interior Lighting

6.7 Smoke Alarms and Life-Safety Devices

6.8 Bathroom Electrical Work

6.9 Testing, Inspection, and Closeout

7. Plumbing

7.1 General Requirements

7.2 Fixture Removal and Replacement

7.3 Water Distribution System

7.4 Tub Spout and Fixture Connections

7.5 Drain, Waste, and Vent Piping

7.6 Slab Cutting, Trenching, and Restoration

7.7 Testing and Inspection

7.8 Concealed Conditions and Change Control

8. Laundry Closet

8.1 General Requirements

8.2 Laundry Closet Location and Configuration

8.3 Framing, Enclosure, and Door

8.4 Washer Water and Drain Connections

8.5 Electrical Requirements

8.6 Dryer Exhaust System

8.7 Testing and Acceptance

9. Cabinets, Countertops, and Accessories

9.1 Owner-Furnished Materials

9.2 Cabinet Installation

9.3 Kitchen Countertops — FHA Management and Contractor Installation

9.4 Sinks, Lavatories, and Accessories

9.5 Completion Standard

10. Bathroom Finishes and Ventilation

10.1 General Requirements

10.2 Tub Surround Waterproofing and Tile

10.3 Bathroom Wall Tile

10.4 Bathroom Exhaust Ventilation

10.5 Completion and Acceptance

11. Flooring

11.1 General Requirements

11.2 Tile Flooring

11.3 Luxury Vinyl Plank Flooring

11.4 Transitions, Trim, and Protection

11.5 Final Acceptance

12. Painting and Finish Quality

12.1 General Requirements

12.2 Surface Preparation

12.3 Application Requirements

12.4 Finish Standard

13. Testing, Inspections, and Closeout

13.1 General Requirements

13.2 Required Inspections and Testing

13.3 Documentation Before Concealment

13.4 Closeout Package

13.5 Cleaning, Punch List, and Final Acceptance

14. Unit-Specific Clarifications and Allowances

14.1 Purpose

14.2 Bidder Verification Responsibilities

14.3 Conditions Requiring FHA Direction

14.4 Assumptions, Exclusions, Allowances, and Alternates

14.5 Change Control

15. Supplemental Work and Change Control

15.1 General Requirement

15.2 Concealed and Materially Differing Conditions

15.3 Change Request Requirements

15.4 FHA Written Authorization

15.5 Substitutions

15.6 Unit-Level Change Control

15.7 Unauthorized Work

Appendix A — Contractor Acknowledgment

Bidder Certification

Addenda Acknowledgment

Exhibit B - Unit-Specific Work Matrix

1. PURPOSE AND USE OF EXHIBIT

2. SELECTIVE DEMOLITION

3. FRAMING, FURRING, DRYWALL AND FIRE SEPARATION

4. ATTIC INSULATION AND VENTILATION

5. DOORS, CLOSETS, WINDOWS AND INTERIOR TRIM

6. ELECTRICAL AND LIGHTING

7. PLUMBING

8. LAUNDRY AREA

9. CABINETS, COUNTERTOPS AND ACCESSORIES

10. BATHROOM RESTORATION

11. FLOORING

12. PAINTING AND FINISH WORK

13. OWNER-FURNISHED MATERIALS MATRIX

14. HAZARDOUS MATERIALS / LEAD-BASED PAINT

15. PRE-BID FIELD VERIFICATION

16. UNIT-SPECIFIC PRICING

17. CONTRACTOR ASSUMPTIONS AND EXCLUSIONS

18. CHANGE CONTROL / UNFORESEEN CONDITIONS

19. UNIT COMPLETION AND CLOSEOUT MATRIX

20. CONTRACTOR ACKNOWLEDGMENT

Procurement Schedule / Timeline of Events

Procurement Event Date / Time Notes

Solicitation / RFP Issued Thursday, September

10, 2026

Release date; advertising period begins immediately.

Mandatory Pre-Bid / On-Site

Visit

Tuesday, September

22, 2026 | 10:00 AM

Location: 314 South Sherman St.

Fitzgerald, GA 31774 Attendance required for all bidders.

Deadline for Written Questions Friday, September

25, 2026 | 2:00 PM

Submit questions to: Lemond Hall:

lhall@housingauthorityfitz.com

FHA Responses / Addendum

Issued

Monday, September

28, 2026

Written responses and any addendum issued to all prospective bidders.

Bid / Proposal Due Thursday, October 1, 2026 | 2:00 PM

Two full workweeks of advertisement and bid preparation from the September

17 issue date.

Bid Opening (if applicable) Thursday, October 1, 2026 | 2:15 PM

Location: 314 South Sherman St.

Fitzgerald, GA 31774.

Evaluation Period Friday, October 2 -

Monday, October 12, Expedited evaluation; FHA may request permitted written clarifications.

Anticipated Board Award Tuesday, October 6, Subject to Board approval and procurement review.

Anticipated Notice of Award /

Contract Execution

Wednesday, October

7, 2026

Issue immediately following award, subject to required approvals and execution.

Anticipated Notice to Proceed Monday, October 12, After executed contract, required bonds/insurance, and preconstruction requirements are complete.

1. Purpose and Project Intent

The Housing Authority of the City of Fitzgerald, Georgia (“FHA”) is soliciting qualified, properly licensed contractors to provide complete interior rehabilitation and restoration services for four designated public housing dwelling units.

The project includes:

• Unit 707 — Four Bedroom / One Bath

• Unit 705 — Four Bedroom / One Bath

• Unit 703 — Three Bedroom / One Bath

• Unit 701 — Three Bedroom / One Bath

The purpose of this procurement is to return each designated unit to a safe, durable, functional, code-compliant, and occupancy-ready condition. The Work is intended to correct identified interior deficiencies and provide a complete finished product, including all required demolition, framing, drywall, electrical, plumbing, ventilation, insulation, doors, cabinets, kitchen countertops, flooring, painting, testing, inspections, cleaning, punch-list correction, and closeout documentation described in the Contract Documents.

FHA seeks bids that are complete, comparable, and responsive to the full requirements of the project.

The successful Contractor shall furnish all labor, supervision, skilled trades, materials not expressly identified as FHA-furnished, equipment, tools, transportation, permits, inspections, testing, protection, debris removal, cleanup, and incidental work necessary to deliver each unit in final accepted condition.

This Scope of Work and Exhibit B, Unit-Specific Work Matrix, are intended to be read together and establish the common basis for bidding, construction administration, payment review, change control, unit completion, and final acceptance. Each bidder is responsible for attending the required pre-bid/on-site visit, verifying reasonably observable conditions, reviewing the unit-specific requirements, and submitting written questions, discrepancies, assumptions, or exclusions before the bid deadline. An exclusion not clearly identified in the bid shall not relieve the successful Contractor of responsibility for work reasonably necessary to provide a complete installation.

For contract administration and written project direction, FHA is the Owner and approving authority.

The Contractor remains responsible for performing the Work in accordance with applicable permits, codes, laws, manufacturer requirements, and industry standards.

I would then make the current “Preconstruction, Submittals, and Protection” section Section 2. This opening gives you the clean RFP posture you normally use: what FHA is buying, why it is being procured, what success looks like, and how bidders will be held accountable.

2. Preconstruction, Submittals, and Protection

2.1 Contractor Field Verification

Before submitting a bid, each bidder shall attend the mandatory pre-bid/on-site visit and independently verify all reasonably observable conditions affecting the Work, including unit configurations, dimensions, access, existing finishes, utility locations, staging needs, material handling, debris removal, and conditions identified in Exhibit B, Unit-Specific Work Matrix.

The successful Contractor shall field-measure and verify affected rooms, openings, cabinet runs, fixture locations, utility routes, and other conditions before ordering materials or beginning work.

The Contractor shall promptly document and report conflicts, concealed damage, or conditions that differ materially from the Contract Documents.

2.2 Unit-Specific Work Verification

Exhibit B, Unit-Specific Work Matrix, supplements this Scope of Work and establishes a common basis for bidding, construction administration, payment review, change control, and closeout.

Before the bid deadline, bidders shall submit all material questions, discrepancies, assumptions, or exclusions in writing to FHA. Failure to identify an exclusion does not relieve the successful

Contractor of responsibility for work reasonably necessary to provide a complete, safe, durable, and occupancy-ready installation.

2.3 Required Preconstruction Submittals

Before mobilization, the successful Contractor shall submit the following to FHA for review and acceptance:

• Project schedule and proposed unit sequencing;

• List of project superintendent, subcontractors, and licensed trade personnel;

• Required licenses, certificates of insurance, bonds, and permits;

• Product data and proposed substitutions;

• Cabinet layouts and field dimensions required for FHA-managed kitchen countertops;

• Firestopping, lighting, flooring-transition, paint-color, and other applicable installation details;

• Lead-safe certifications and unit-specific lead-compliance documentation, as applicable;

• Site protection, safety, debris-removal, and utility-shutdown plan; and

• Any other submittal reasonably necessary for FHA to administer the Work.

No work shall begin until FHA issues written authorization.

2.4 Permits, Licensed Trades, and Compliance

The Contractor shall obtain all required permits and shall use properly licensed personnel for electrical, plumbing, mechanical, and other regulated work. The Contractor shall perform all Work in accordance with applicable laws, codes, permit requirements, manufacturer instructions, OSHA requirements, and industry standards.

2.5 Hazardous Materials and Lead-Safe Work Practices

FHA will make available any existing environmental or lead-based paint information in its possession. The Contractor shall comply with all applicable lead-safe work practices and regulatory requirements.

If suspected hazardous material, unanticipated environmental condition, or concealed condition requiring testing or abatement is encountered, the Contractor shall immediately stop work in the affected area, protect the area from disturbance, and notify FHA in writing. The Contractor shall not disturb, remove, transport, or dispose of the material without FHA’s written direction and compliance with applicable requirements.

2.6 Protection of Property and Work Areas

The Contractor shall protect FHA property, adjacent units, resident property, common areas, utilities, landscaping, retained finishes, and completed Work throughout the project. The Contractor shall maintain safe access and egress, control dust and debris, secure work areas, protect against weather intrusion, and restore or repair damage caused by its operations at no additional cost to FHA.

Utility shutdowns shall be coordinated with FHA in advance. At the end of each workday, the

Contractor shall secure the work area and ensure that disconnected systems, utilities, and openings are safe and protected.

3. Selective Demolition

3.1 General Requirements

The Contractor shall provide all labor, supervision, equipment, tools, protection, hauling, disposal, and incidental work necessary to complete the selective demolition identified in this Scope of Work and Exhibit B, Unit-Specific Work Matrix.

Demolition shall be limited to the work necessary for complete rehabilitation of Units 707, 705, 703, and 701. The Contractor shall coordinate demolition with the planned installation of new work and shall protect all construction intended to remain.

Before demolition begins in each unit, the Contractor shall complete all required pre-demolition documentation, safety measures, lead-safe work requirements, utility coordination, and FHA-authorized unit release requirements.

3.2 Demolition Scope

Unless otherwise directed in writing by FHA, the Contractor shall remove the following designated materials, fixtures, components, and finishes as necessary to complete the Work:

• Wall finishes, plaster, drywall, ceiling finishes, and other designated interior finishes to the substrate required for new construction;

• Obsolete furring, supports, fasteners, trim, baseboards, window coverings, hardware, and other non-salvageable interior components;

• Designated cabinets, existing countertop assemblies, tubs, toilets, lavatories, sinks, plumbing trim, and related accessories;

• Designated mechanical-closet components and obsolete supports;

• Abandoned or obsolete electrical devices, wiring, boxes, raceways, and supports within the renovation work area; and

• Other materials specifically identified in Exhibit B or reasonably necessary to complete the replacement work described in the Contract Documents.

3.3 Protection and Controlled Removal

The Contractor shall use methods that protect adjacent units, common areas, retained finishes, structural components, windows, utilities, fire separations, and completed work. The Contractor shall maintain safe access and egress and shall control dust, debris, noise, and damage resulting from demolition operations.

The Contractor shall not remove or alter structural members, load-bearing components, required fire-resistance assemblies, or concealed building systems without FHA’s prior written authorization.

3.4 Electrical and Utility Safety

Before removing electrical components, the Contractor shall de-energize affected circuits, implement lockout/tagout procedures when required, verify that circuits are safe, and cap or make safe all disconnected systems.

Utility shutdowns shall be coordinated in advance with FHA. At the end of each workday, the

Contractor shall secure all work areas and ensure that exposed utilities, openings, and disconnected systems are safe and protected.

3.5 Slab Cutting and Plumbing Trenching

Saw cutting, slab removal, trenching, excavation, or similar demolition below the finished floor is permitted only where required for approved plumbing work. The Contractor shall protect reinforcing steel, structural components, vapor barriers, and adjacent construction.

No structural slab or foundation shall be cut without FHA’s prior written authorization. Any condition requiring additional underground or structural work shall be documented and submitted to

FHA before the affected work proceeds.

3.6 Unanticipated Conditions

If the Contractor encounters concealed damage, suspected hazardous material, deteriorated structural components, undocumented utilities, or another materially differing condition, the Contractor shall:

1. Stop the affected work when appropriate;

2. Secure and protect the area;

3. Photograph and document the condition;

4. Notify FHA in writing before covering, removing, or altering the condition; and

5. Obtain FHA’s written direction before proceeding with additional work.

3.7 Disposal and Preparation for New Work

The Contractor shall legally transport and dispose of all demolition debris off-site. Materials shall not be stockpiled in units, common areas, or FHA property except in an FHA-approved temporary staging area.

Upon completion of demolition, the Contractor shall leave each affected area clean, dry, safe, free of loose debris, and ready for the next phase of construction.

4. Framing, Furring, Drywall, and Fire Separation

4.1 General Requirements

The Contractor shall furnish all labor, materials, fasteners, equipment, blocking, framing, furring, gypsum board, firestopping, finishing, and incidental work necessary to provide complete, straight, secure, durable, and properly finished wall and ceiling assemblies.

The Contractor shall verify existing conditions before beginning work. Any concealed condition, structural concern, conflict with utility systems, or condition that materially affects the Work shall be documented and submitted to FHA for written direction before the affected work proceeds.

4.2 Masonry-Wall Furring

Where required to provide a flat, secure substrate for new finishes, the Contractor shall fur concrete and concrete-masonry-unit walls using nominal 1-by-4 wood furring or an approved metal-furring system. Wood framing or furring in direct contact with concrete or masonry that may be exposed to moisture shall be preservative-treated where required. Otherwise, wood furring shall be kiln-dried.

Fasteners shall be corrosion-resistant and suitable for the existing substrate. The completed furring system shall provide a true, plumb, and secure surface for drywall, trim, cabinets, and other finishes.

4.3 Wall Gypsum Board and Finish

Install a minimum of 1/2-inch gypsum wallboard at all designated walls, unless a thicker, moisture-resistant, mold-resistant, or fire-rated assembly is required by the applicable installation conditions.

Install moisture- and mold-resistant gypsum board where required for wet locations or approved assemblies. Tape, finish, sand, and prepare all gypsum board to a uniform Level 4 finish unless FHA directs a Level 5 finish for a specific surface.

Completed walls shall be smooth, plumb, aligned, and free of visible joints, fasteners, ridges, waves, cracks, surface defects, or other imperfections under normal lighting conditions.

4.4 Ceiling Gypsum Board

Install a minimum of 1/2-inch gypsum ceiling board at all designated ceiling areas. Provide thicker, sag-resistant, moisture-resistant, or fire-rated board where required by framing spacing, product requirements, or the applicable assembly.

Install nominal 1-by-4 spruce furring only where necessary to establish a true and level ceiling plane.

Correct framing irregularities before gypsum board installation. Completed ceilings shall be flat, secure, and free of sagging, waves, visible joints, or other finish defects.

4.5 Shared-Unit Fire Separation and Firestopping

At common walls, attic separations, and other locations requiring a rated assembly, the Contractor shall construct or restore the complete tested fire-resistance-rated wall or fire partition required for the existing building condition and applicable code requirements.

Where a one-hour gypsum assembly is required, provide 5/8-inch Type X gypsum board in the required number of layers, with the stud configuration, fastener pattern, joint treatment, and continuity required by the approved listed assembly.

Required fire separations shall extend continuously to the underside of the roof deck or other required termination. All penetrations, joints, and openings shall be protected with listed firestop systems compatible with the rated assembly. Generic fire-retardant caulk is not acceptable unless specifically listed for the assembly and application.

The Contractor shall photograph rated assemblies and firestop systems before concealment and include product data and listed-system information in the closeout package.

4.6 Bathroom and Kitchen Common Wall

Where the bathroom and kitchen share a designated wall, the Contractor shall remove and reframe the wall using nominal 2-by-6 studs, as required for plumbing, electrical, blocking, firestopping, and cabinet attachment.

Before removal, the Contractor shall verify that the wall is non-load-bearing. If a structural condition is identified, the Contractor shall stop the affected work and submit the condition to FHA for written direction before proceeding.

4.7 Closets, Mechanical Closets, and Required Blocking

The Contractor shall frame, fur, drywall, and finish open bedroom closets and designated mechanical closets as required by existing conditions and the Contract Documents.

Provide backing and blocking necessary to support closet shelving, clothes rods, doors, hardware, cabinets, plumbing fixtures, bathroom accessories, mechanical equipment, and other items requiring secure attachment.

Install and finish a minimum of 1/2-inch gypsum board in closets and mechanical closets unless a rated or moisture-resistant assembly is required.

4A. Attic Insulation and Eave Ventilation

5.1 General Requirements

The Contractor shall provide a complete attic insulation and ventilation system for each designated unit, including removal of existing insulation where required, air sealing, new insulation, ventilation baffles, eave or soffit intake ventilation, required firestopping, and closeout documentation.

All work shall be coordinated with existing roof conditions, required fire separations, electrical systems, attic access, and other concealed construction. The Contractor shall protect occupied areas from dust, fibers, and debris throughout the Work.

5.2 Existing Conditions and Insulation Removal

Remove and legally dispose of existing attic insulation within the designated work area unless FHA provides written approval to retain sound material.

Before installing new insulation, the Contractor shall identify and correct, or report to FHA for written direction, active roof leaks, moisture sources, damaged roof sheathing, unsafe wiring, open penetrations, damaged fire separations, and other conditions that would impair the insulation or ventilation system.

5.3 Air Sealing and Preparation

Before installing insulation, seal ceiling-plane penetrations, top-plate gaps, and other openings that permit uncontrolled air movement between the dwelling unit and attic.

Provide insulation dams and required clearances at attic access openings, chimneys, flues, heat-producing equipment, recessed lighting, and other locations requiring protection under the applicable code or manufacturer’s installation instructions.

Do not bury junction boxes, conceal required service access, block ventilation pathways, or compromise required fire-resistance assemblies.

5.4 New Attic Insulation

Install new insulation uniformly across the designated attic area to the R-value required by the

Georgia State Minimum Standard Energy Code, applicable code requirements, approved plans, and this RFP. Where the applicable prescriptive energy standard permits, provide a minimum ceiling insulation value of R-38; provide a higher value where required by the applicable code or approved design.

Install insulation without compression, gaps, voids, wind-washed areas, or uncovered ceiling surfaces. Provide permanent attic-card depth markers and insulation labels identifying the insulation type, installed R-value, and coverage area.

5.5 Eave and Soffit Intake Ventilation

Provide corrosion-resistant, screened intake ventilation at exterior eaves or soffits. FHA’s design preference is approximately seven feet on center; however, the Contractor shall provide the quantity, spacing, and net-free ventilating area necessary to meet applicable ventilation requirements.

Ventilation calculations shall use the manufacturer’s published net-free area, not the gross size of the vent opening. The Contractor shall coordinate intake ventilation with upper-attic exhaust ventilation and submit the ventilation calculation and vent schedule to FHA before installation.

5.6 Ventilation Balance and Baffles

Provide total attic ventilation in accordance with applicable requirements. Unless an applicable exception is satisfied, provide not less than one square foot of net-free ventilating area for every 150 square feet of ventilated attic area. A one-to-300 ratio may be used only when all conditions of the applicable exception are met.

Install durable ventilation baffles or chutes at every ventilated rafter bay, or as otherwise required, to maintain a continuous air path from the soffit vents into the attic. Extend baffles above the finished insulation level and provide wind blocks where needed.

Insulation shall not block, cover, or be wind-washed by eave vents. Required intake and exhaust ventilation shall remain open and unobstructed at project completion.

5.7 Fire Separation Protection

The Contractor shall maintain or restore required attic and common-wall fire separations. Rated assemblies shall remain continuous to the roof deck or other required termination.

Protect penetrations and joints using listed firestop systems compatible with the required assembly.

Generic fire-retardant caulk is not acceptable unless specifically listed for the assembly and application.

5.8 Completion and Closeout Documentation

Before final acceptance, the Contractor shall provide:

• Before-and-after photographs of attic conditions and completed work;

• Ventilation calculation and vent schedule;

• Insulation certificates, labels, and product data;

• Documentation of required firestopping and rated assemblies;

• Required inspection approvals; and

• Written confirmation that ventilation paths, baffles, attic access clearances, electrical access, and fire separations are complete and unobstructed.

5. Doors, Closets, Windows, and Interior Trim

5.1 General Requirements

The Contractor shall furnish all labor, materials, hardware, fasteners, blocking, trim, sealants, finishing, and incidental work necessary to provide complete, properly operating, and finished doors, closets, window returns, baseboards, and interior trim.

Before ordering or installing materials, the Contractor shall field-verify opening sizes, frame conditions, door swings, required clearances, accessibility requirements, egress conditions, and existing conditions identified in Exhibit B.

5.2 Bedroom Closet Doors

At each designated open bedroom closet, provide and install a minimum 30-inch-wide, six-panel solid-core door and compatible frame, subject to field verification and required clearances.

Doors and frames shall be installed plumb, level, square, securely fastened, and properly adjusted for smooth operation. Paint doors and frames white unless FHA provides a different written selection.

Closet doors shall not reduce required accessibility, egress, or usable clearances.

5.3 Bedroom Entry Doors and Frames

Provide new bedroom entry door slabs fitted to retained steel frames where FHA determines the existing frames are acceptable for reuse. The Contractor shall field-verify the condition, dimensions, alignment, and compatibility of each retained frame before ordering replacement slabs.

Where FHA determines an existing frame cannot remain, the Contractor shall provide a complete compatible door-and-frame assembly. Maintain all required ratings, labels, latching, self-closing devices, smoke gaskets, and other required components. The Contractor shall not field-modify a rated door or frame assembly beyond its listing.

5.4 Closet Shelving and Clothes Rods

Install a nominal 1-by-10 or 1-by-12 shelf across the full usable width of each closet and provide a continuous wood or steel clothes rod.

Provide blocking, brackets, supports, and fasteners suitable for normal service loads. Shelves shall be level, secure, neatly finished, and free of rough edges or exposed fasteners.

5.5 Window Returns and Interior Trim

Dress out window jambs and returns using nominal 1-by-6 through 1-by-12 trim, as required by field conditions. Align trim flush with adjacent drywall and provide a clean, finished appearance.

Maintain window operation, drainage, egress opening, and required clearances. Caulk joints using paintable sealant, fill fastener holes, sand surfaces smooth, and paint as required.

5.6 Baseboards

Install FHA-selected baseboards at designated walls. Baseboards shall be tightly scribed to walls and floors; corners shall be properly coped or mitered; fasteners shall be filled; and paintable joints shall be caulked.

The Contractor shall coordinate baseboard installation with flooring requirements and shall not caulk over flooring movement joints or required expansion gaps.

5.7 Finish Quality and Acceptance

All doors, frames, closet components, window returns, baseboards, and trim shall be clean, secure, aligned, properly finished, and free of damage, gaps, open joints, rough edges, visible fasteners, binding, or operational defects.

FHA will inspect operation and finish quality before final acceptance.

6. Electrical and Lighting

6.1 General Requirements

The Contractor shall furnish all labor, licensed electrical personnel, permits, materials, equipment, devices, wiring, boxes, breakers, grounding and bonding, supports, testing, inspections, and incidental work necessary to provide complete, safe, and code-compliant electrical and lighting systems within the designated rehabilitation work areas.

All electrical work shall be performed by properly licensed personnel and in accordance with applicable permits, codes, manufacturer instructions, and industry standards.

6.2 Electrical Field Verification and Work Limits

Before submitting its bid, each bidder shall field-verify the existing electrical service, panel capacity, branch circuits, devices, wiring methods, grounding and bonding, fixture locations, and other reasonably observable electrical conditions serving each designated unit.

The Contractor’s bid shall clearly include the electrical replacement work required by this Scope of

Work and Exhibit B. Existing electrical systems outside the designated renovation work limits shall not be assumed to require wholesale replacement unless required by applicable code, the approved electrical design, or FHA’s written direction.

If concealed conditions discovered after demolition materially expand the electrical Work, the

Contractor shall document the condition with photographs and written description and notify FHA before proceeding. No additional electrical work that affects Contract Sum or Contract Time may proceed without FHA’s prior written authorization, except for immediate action necessary to correct an imminent life-safety condition.

6.3 Wiring, Devices, and Circuit Identification

Remove obsolete wiring, devices, boxes, raceways, and supports within the designated renovation area. Provide new listed conductors, boxes, devices, grounding and bonding, overcurrent protection, and supports necessary for a complete installation.

Concealed splices are prohibited. Junction boxes shall remain accessible. The Contractor shall trace, identify, and provide an accurate completed circuit directory for each affected electrical panel.

Install new white, listed, high-impact nylon or approved unbreakable wall plates at all switches and receptacles. Plates shall be flush, aligned, uncracked, and sized to fully cover openings.

6.4 Receptacles, GFCI, AFCI, and Tamper Resistance

Provide receptacle outlets in accordance with applicable NEC dwelling-unit spacing requirements.

The design preference for additional receptacles shall not override required code spacing. Coordinate outlet locations with cabinets, doors, appliances, furniture walls, and required clearances.

Provide GFCI protection at all locations where required, including bathrooms, kitchens, laundry areas, and receptacles within the applicable distance of sinks. Provide AFCI protection where required. Provide tamper-resistant receptacles where required.

Test and label all GFCI/AFCI devices and breakers before final acceptance.

6.5 Refrigerator and Appliance Connections

Provide a dedicated grounding-type receptacle and individual branch circuit for each refrigerator where required by the approved electrical design or applicable code. Locate the receptacle so the appliance cord remains accessible and is not pinched or damaged.

Coordinate all appliance connections with FHA-furnished appliances, cabinetry, countertop installation, and required clearances.

6.6 Interior Lighting

Provide listed, dimmable, canless recessed LED luminaires and compatible switching and dimming controls as follows:

• Bedrooms: Four 6-inch recessed LED luminaires per bedroom, controlled by a wall switch at the bedroom entry. Locate fixtures generally near the room corners, using 18 inches from adjacent walls as an initial layout target, adjusted for framing, ducts, clearances, and uniform lighting.

• Kitchens: Minimum of six recessed LED luminaires per kitchen.

• Living rooms/dens: Minimum of six recessed LED luminaires per room.

• Other rooms: Minimum of four recessed LED luminaires per room unless otherwise specified.

• Closets: One listed LED luminaire in each applicable closet, controlled by a switch located outside the closet near the door jamb. Maintain all required clearances from shelving and stored materials.

Final fixture layout shall be coordinated with FHA before ceiling cuts are made. Set selectable color and brightness controls to the FHA-approved setting at turnover.

6.7 Smoke Alarms and Life-Safety Devices

The Contractor shall furnish and install listed, hardwired, interconnected smoke alarms with required backup power in every location required by the currently adopted fire, life-safety, building, and residential code requirements applicable to the project, including applicable requirements of NFPA

72.

At a minimum, smoke alarms shall be installed in each sleeping room, outside each separate sleeping area, and at other locations required by the applicable code. Activation of any one smoke alarm shall activate all interconnected smoke alarms within the dwelling unit.

Smoke alarms shall be installed strictly in accordance with the manufacturer’s written instructions, listing requirements, applicable code placement requirements, and required clearances from walls, ceilings, supply or return air openings, cooking appliances, and other conditions that may impair performance or cause nuisance activation.

The Contractor shall test and document proper operation and interconnection of all smoke alarms before FHA final acceptance. Any existing or newly installed fire/life-safety device affected by the

Work shall remain operational or be protected in accordance with applicable requirements throughout construction.

6.8 Bathroom Electrical Work

Provide a listed vanity light centered over the FHA-selected mirror. Coordinate mounting height, blocking, electrical boxes, clearances, and final fixture selection.

Provide bathroom receptacles at the vanity or countertop area as required, with required GFCI protection.

6.9 Testing, Inspection, and Closeout

The Contractor shall schedule and pass all required electrical inspections. Before FHA acceptance, the Contractor shall test every switch, dimmer, light fixture, receptacle, GFCI/AFCI device, smoke alarm, appliance connection, and circuit.

The electrical closeout package shall include:

• Required permit and inspection approvals;

• Completed circuit directory for each affected panel;

• Electrical testing documentation;

• Product data for installed luminaires and devices; and

• Documentation of corrections required during inspection or punch-list review.

7. Plumbing

7.1 General Requirements

The Contractor shall furnish all labor, licensed plumbing personnel, supervision, permits, materials, equipment, tools, testing, inspections, protection, cleanup, and incidental work necessary to provide complete, safe, code-compliant, and fully operational plumbing systems within the designated rehabilitation work areas.

All plumbing work shall be performed by properly licensed personnel and in accordance with applicable permits, codes, manufacturer instructions, and industry standards.

Before ordering materials or beginning work, the Contractor shall field-verify existing fixture locations, water-distribution routing, drain, waste, and vent piping, utility connections, slab conditions, and other reasonably observable conditions affecting the Work.

7.2 Fixture Removal and Replacement

Remove designated cabinets, tubs, toilets, lavatories, sinks, faucets, stops, traps, supplies, plumbing trim, and related components identified in this Scope of Work and Exhibit B.

Install FHA-furnished replacement fixtures and hardware where identified in the Contract

Documents. Fixtures shall be installed level, plumb, securely supported, properly sealed, fully connected, tested, and operational.

Unless specifically identified as FHA-furnished, the Contractor shall provide all installation materials and incidental components required for a complete installation, including fittings, shutoffs, traps, supplies, valves, supports, fasteners, sealants, connection hardware, and trim.

7.3 Water Distribution System

Replace designated interior water-distribution piping with listed 1/2-inch PEX branch lines supplied from a 3/4-inch PEX trunk line, subject to required hydraulic sizing and applicable code requirements.

Provide listed fittings, supports, protection plates, shutoff valves, accessible manifolds or valves, insulation, and water-hammer control where required. Protect piping from damage at framing penetrations and other vulnerable locations.

Pipe sizes identified in this RFP represent minimum design intent. The Contractor shall increase pipe sizing where required to provide a complete, code-compliant, and properly functioning system.

7.4 Tub Spout and Fixture Connections

Replace tub-spout nipples and related connections using materials compatible with the approved valve, spout, water conditions, and manufacturer instructions. Use approved transition methods to prevent dissimilar-metal corrosion.

The Contractor shall coordinate fixture rough-in locations, blocking, wall finishes, cabinet installation, countertops, sinks, lavatories, and final trim so that all fixtures are properly supported, accessible, sealed, and functional.

7.5 Drain, Waste, and Vent Piping

Replace designated drain, waste, and vent piping with new code-compliant PVC DWV piping.

Provide proper sizing, slope, fittings, supports, venting, cleanouts, protection, and testing. Extend and connect plumbing systems only as required to provide a complete and operational system. The

Contractor shall not create an open discharge or incomplete connection.

The exact limits of underground drainage and exterior building-sewer connection work shall be field-verified. Bidders shall identify any reasonably observable concern before the bid deadline.

7.6 Slab Cutting, Trenching, and Restoration

Sawcutting, slab removal, trenching, excavation, underground piping replacement, and concrete restoration shall be performed only where required by verified conditions and authorized in writing by FHA.

Where approved, the Contractor shall:

1. Sawcut neat and controlled limits;

2. Excavate safely and protect adjacent construction;

3. Bed and protect piping properly;

4. Complete required inspection and testing before concealment;

5. Compact backfill in lifts;

6. Restore vapor barrier, reinforcing, termite protection, and concrete; and

7. Match the existing slab thickness, finish, and adjacent construction.

The Contractor shall not cut structural slabs, foundations, or reinforcing steel without FHA’s prior written authorization.

7.7 Testing and Inspection

The Contractor shall pressure-test water-distribution piping before concealment and complete all required drain, waste, vent, fixture, and final plumbing tests.

The Contractor shall schedule and pass all required plumbing inspections. No piping, trench, wall cavity, or other concealed plumbing work may be covered before required testing and inspections are complete.

7.8 Concealed Conditions and Change Control

If the Contractor encounters concealed deterioration, failed underground piping, undocumented utility routing, structural interference, or another materially differing condition, the Contractor shall:

1. Stop the affected work when appropriate;

2. Protect the work area and adjacent property;

3. Photograph and document the condition;

4. Notify FHA in writing before covering, removing, or materially altering the condition;

5. Provide a written description of the recommended corrective work; and

6. Obtain FHA’s written authorization before performing additional compensable work.

Any requested adjustment to Contract Sum or Contract Time shall include sufficient supporting labor, material, equipment, subcontractor, and schedule information for FHA to evaluate the request.

8. Laundry Closet

8.1 General Requirements

The Contractor shall furnish all labor, materials, framing, drywall, plumbing, electrical work, ventilation, connections, trim, finishes, testing, and incidental work necessary to provide a complete, safe, code-compliant, and operational laundry area in each designated unit.

The Contractor shall field-verify the actual dimensions of FHA-furnished washer and dryer appliances, utility locations, available floor area, door swing, service access, electrical requirements, water connections, drainage, and dryer-exhaust routing before beginning work.

8.2 Laundry Closet Location and Configuration

Where adequate hallway space is unavailable, the Contractor shall construct a laundry closet at the

FHA-approved kitchen location or other FHA-approved location.

The laundry area shall accommodate FHA’s front-loading washer and dryer, each approximately 35 inches by 35 inches, arranged side by side as directed by FHA. The Contractor shall verify final appliance dimensions before framing and shall provide sufficient space for appliance doors to open, normal operation, service access, required clearances, and appliance removal.

The laundry closet shall not obstruct required egress, kitchen clearances, electrical working space, or required accessible routes.

8.3 Framing, Enclosure, and Door

Provide all framing, blocking, drywall, finishing, painting, trim, and door work necessary to create a complete laundry enclosure where required.

Provide a single or double entry door sized to allow appliance installation, removal, and service access. Doors, framing, and finishes shall match the surrounding rehabilitation work unless otherwise directed by FHA.

8.4 Washer Water and Drain Connections

Provide a recessed washer outlet box with hot- and cold-water shutoffs. Provide water-hammer arrestors where required.

Provide a trapped and vented standpipe, washer drain connection, and related drain, waste, and vent piping in accordance with applicable plumbing requirements. Coordinate connections with the final appliance location and cabinet or wall configuration.

8.5 Electrical Requirements

Provide the branch circuit, receptacle, disconnecting means where required, and GFCI/AFCI protection required for the washer and dryer installation.

All electrical work shall be coordinated with the actual FHA-furnished appliances and shall comply with manufacturer’s requirements and applicable code requirements.

8.6 Dryer Exhaust System

Vent each dryer directly to the exterior using smooth-wall metal duct. The duct route shall be the shortest practical route and shall comply with the dryer manufacturer’s maximum allowable equivalent length.

The Contractor shall:

• Use smooth-wall metal duct and listed fittings;

• Seal duct joints as required;

• Avoid screws or fasteners that project into the airflow;

• Provide accessible cleaning provisions where required;

• Provide a listed exterior termination with a backdraft damper; and

• Ensure that the exterior termination does not contain a screen.

Dryer exhaust shall not terminate in an attic, crawlspace, wall cavity, garage, or interior space. The

Contractor shall coordinate all penetrations, weather protection, firestopping, and exterior finishes required for the complete installation.

8.7 Testing and Acceptance

Before FHA final acceptance, the Contractor shall test washer water connections, drains, shutoffs, electrical outlets, dryer connections, and dryer exhaust operation. The completed laundry area shall be clean, secure, properly finished, free of leaks, and ready for FHA-furnished appliance installation and use..

9. Cabinets, Countertops, and Accessories

9.1 Owner-Furnished Materials

FHA will identify all materials, fixtures, equipment, and products furnished by FHA for Contractor installation. Unless specifically identified as FHA-furnished, the Contractor shall furnish all accessories, fasteners, connectors, fittings, sealants, supports, fillers, end panels, installation hardware, consumables, and incidental components necessary for a complete and operational installation.

Before installation, the Contractor shall verify the quantity, dimensions, compatibility, and apparent condition of FHA-furnished materials and promptly notify FHA in writing of shortages, damage, incompatibility, or other conditions affecting installation.

9.2 Cabinet Installation

Install FHA-furnished kitchen and bathroom cabinets in accordance with the approved unit-specific layout. Before installation, verify wall conditions, rough-in locations, required blocking, appliance openings, fillers, and clearances.

Secure cabinets to structural framing or approved blocking. Cabinets shall be level, plumb, aligned, securely fastened, and adjusted so all doors and drawers operate properly. Provide finished fillers and end panels where required unless specifically FHA-furnished.

9.3 Kitchen Countertops — FHA Management and Contractor Installation

FHA shall select, procure, receive, store, protect, schedule, and manage all kitchen countertops.

The Contractor shall timely field-verify cabinet and wall dimensions; provide FHA required installation dimensions and written conflict notices; prepare supporting conditions; and install FHA-provided countertops after FHA delivers them to the designated unit.

The Contractor is not responsible for purchasing, receiving, inventorying, storing, protecting, fabricating, or managing kitchen countertops before delivery to the unit, except for damage caused by the Contractor.

9.4 Sinks, Lavatories, and Accessories

Install FHA-furnished kitchen sinks, lavatories, strainers, faucets, traps, supplies, sealants, and identified hardware. Provide all Contractor-furnished fittings, supports, fasteners, cutouts, and incidental installation materials needed for complete installation.

All joints shall be tight and watertight. Support fixtures properly, coordinate with cabinets and countertops, and test all plumbing connections for leaks before FHA acceptance.

9.5 Completion Standard

Cabinets, countertops, sinks, lavatories, and accessories shall be clean, secure, aligned, properly sealed, fully operational, and free of damage, gaps, exposed unfinished edges, defective hardware, or visible installation defects.

10. Bathroom Finishes and Ventilation

10.1 General Requirements

The Contractor shall furnish all labor, materials, waterproofing, backer board, tile, grout, sealants, trim, ventilation, testing, and incidental work necessary to provide complete, durable, moisture-resistant, and finished bathroom installations.

Coordinate bathroom finishes with tubs, fixtures, lavatories, cabinetry, electrical work, plumbing trim, and required blocking.

10.2 Tub Surround Waterproofing and Tile

Provide an approved tile backer and waterproofing assembly around each designated tub. Gypsum board not approved for direct tile installation in wet areas shall not be used.

Install tile from the tub deck to the ceiling. Provide compatible setting materials, corrosion-resistant fasteners, properly sealed penetrations, movement joints, grout, and sealant at changes of plane.

10.3 Bathroom Wall Tile

Install tile on remaining designated bathroom walls to a minimum height of 3 feet 6 inches above the finished floor, unless FHA directs otherwise.

Provide straight, level, and uniform tile installation with clean terminations, properly aligned grout joints, movement joints, grout, and compatible sealant. Tile surfaces shall be free of lippage, cracks, loose tile, chipped edges, grout haze, and installation defects.

10.4 Bathroom Exhaust Ventilation

Provide a listed bathroom exhaust fan ducted directly to the exterior. Size and install the fan in accordance with applicable requirements and manufacturer instructions.

Provide a complete duct system and exterior termination. Exhaust air shall not discharge into an attic, crawlspace, wall cavity, or other interior space. Coordinate the exterior penetration with weather protection, flashing, sealing, and exterior finish restoration.

10.5 Completion and Acceptance

Before FHA final acceptance, the Contractor shall test each exhaust fan and verify exterior discharge.

Bathroom finishes shall be clean, sealed, complete, watertight, and free…